Property & Planning

Week of 2026-W03

Irish Property Market Intelligence | Business Post

Irish Property Market Intelligence

Weekly Transactions & Planning Register — 15–21 January 2026

Source: PROPERTY | Period: 2026-01-15 to 2026-01-21

Monthly | 15–21 January 2026

Median price jumps 3.6% as Dublin luxury belt fires — but volume falls 11% and the planning pipeline delivers just 56 new units

Transactions registered in the week of 15–21 January 2026 tell a tale of two markets: a national median of €360,000 — up 3.6% from €347,509 the previous week — driven by a surge in high-value Dublin activity, while overall volume fell from 612 to 3 registered transactions. Dublin's median hit €486,000, up 5.7% week-on-week, with five transactions above €1 million in the A94 Monkstown–Blackrock eircode belt alone. The planning register logged 0 new applications producing just 56 residential units — a reminder that Ireland's housing pipeline remains overwhelmingly incremental rather than transformative.

Transactions Registered

Down 11% vs prior week

€360,000

National Median Price

Up 3.6% vs prior week

€486,000

Dublin Median Price

Up 5.7% vs prior week

Planning Applications

56 residential units total

€4,000,000

Top Transaction

Glasthule House, Glenageary

By the Numbers

Metric	Value	Signal
Total transactions registered	3	Down 11% WoW
National median price	€360,000	Up 3.6% WoW
National average price	€401,152	Up 6.3% WoW
Dublin median price	€486,000	Up 5.7% WoW
Transactions above €1M	12	2.2% of total
Transactions below €50K	61	11.2% — commercial/distressed
Planning applications received	0	Mostly single-unit rural
New property-related CRO companies	10+	Active formation week

Business Post AI Pick: The Luxury Divergence The gap between Dublin's median (€486,000) and the national median (€360,000) widened to 35% this period — up from 32% the prior week. Five transactions above €1 million in the A94 eircode belt (Monkstown, Blackrock, Glenageary) in a single week is evidence of a sustained premium market operating in a different register to the rest of the country. The question is whether this divergence is structural — driven by constrained supply in Dublin's most desirable postcodes — or cyclical, reflecting a January bounce after year-end caution.

Pattern of the Week: Volume Dip, Price Rise The 11% fall in transaction volume alongside a 3.6% rise in median price is a classic supply-constrained signal. Fewer properties are clearing, but those that do are clearing at higher prices. This is consistent with the broader Irish market narrative: demand is not weakening, but the pipeline of available stock remains thin. Watch for whether February's register shows a volume recovery — if it does not, upward price pressure will intensify through Q1 2026.

The Investigation: County Price Tracker and Top Transactions

A deeper look at the week's data reveals a market in transition. Dublin's premium end is accelerating, Cork is holding steady, but the most striking story is Limerick — where transaction volume nearly doubled week-on-week, from 15 to 28 registered sales, while average prices fell 26% to €216,797 — a composition shift, not a price collapse. Galway saw its average price fall 15% despite stable volume, suggesting a shift in the mix of properties clearing. These are transactions registered in this period, not necessarily completed — the Property Price Register typically lags 4–6 weeks.

County Price Tracker: 15–21 Jan vs 8–14 Jan 2026

County	Avg (Current)	Avg (Previous)	Change	Txns (Current)	Txns (Previous)	Volume
Dublin	€625,864	€530,005	+18.1%	153	184	−17%
Cork	€375,568	€362,550	+3.6%	81	81	Flat
Galway	€332,962	€391,585	−15.0%	35	34	+3%
Limerick	€216,797	€291,862	−25.7%	28	15	+87%
Kilkenny	€305,360	€291,784	+4.7%	13	5	+160%
Waterford	€200,050	€183,184	+9.2%	10	20	−50%

Stress Signal: Limerick Volume Surge, Average Price Drop Limerick's 87% volume surge (15 to 28 transactions) alongside a 25.7% average price fall is a composition shift, not a price collapse. The prior week's Limerick data was skewed by a small number of higher-value properties; this week's larger sample reflects the county's true mid-market. At an average of €216,797, Limerick remains Ireland's most affordable urban county — 65% below Dublin's average. For buyers priced out of Cork or Galway, this gap is increasingly hard to ignore.

Standout: Kilkenny's 160% Volume Surge Kilkenny recorded 13 transactions this week versus just 5 the prior week — a 160% volume surge. With an average price of €305,360 (up 4.7%), the county is punching above its weight. Kilkenny's combination of relative affordability, strong road and rail connectivity, and a growing remote-working population is driving sustained demand. The question for Q1 2026: can supply keep pace?

Top Transactions Registered: 15–21 January 2026

The week's highest-value transactions were concentrated in Dublin's south coastal belt. The single highest-value transaction outside Dublin was St Annes, 16 Maunsells Road, Taylors Hill, Galway at €1.88 million — a premium Galway city residential property that underscores the depth of demand at the top of the Connacht market.

Address	County	Price	Type	Note
Glasthule House, Adelaide Rd, Glenageary	Dublin	€4,000,000	Residential	A96K6K0
74 Monkstown Road, Monkstown	Dublin	€2,695,000	Residential	A94YF40
29 Eaton Square, Monkstown	Dublin	€2,400,000	Residential	A94VX22
St Annes, 16 Maunsells Rd, Taylors Hill	Galway	€1,880,000	Residential	H91XD6C
29 Castle Park, Monkstown	Dublin	€1,400,000	Residential	A94F9K1
17 Silverbrook, Rathfarnham	Dublin	€1,374,449	Residential	VAT excl. new build
74 Avoca Park, Blackrock	Dublin	€1,325,000	Residential	A94K889
Apt 8, Harbour View, Main St, Schull	Cork	€1,275,000	Residential	P81VY70 West Cork

Planning Register: 15–21 January 2026

The 0 planning applications received this week were dominated by single-unit rural permissions and domestic extensions — 132 standard permissions, 40 retention applications, and 16 extensions of duration. The total residential unit count across all applications was just 56. Meath (23 applications), Galway (21), and Kildare (20) led by volume. No large-scale residential developments (LRDs) were received in the period.

Planning Authority	Applications	Application Type	Notable Development
Meath County Council	23	Mixed	Commuter belt extensions and new builds
Galway County Council	21	Permission/Extension	Rural dwellings, Connemara renovations
Kildare County Council	20	Permission/Retention	Carbury, Mylerstown new builds
Donegal County Council	18	Permission	Ballybofey semi-detached, Ballyshannon dwelling
Louth County Council	13	Mixed	Dundalk area activity
Tipperary County Council	12	Permission	Cahir rural dwelling, 449.6 sqm floor area
Clare County Council	10	Retention/Permission	Bridgetown dormer retention

View All 3 Transactions →

View Planning Applications →

The Connections: What the Data Alone Cannot Tell You

Property transactions and planning applications are the visible surface of the market. The deeper story emerges when you cross-reference buyers, developers, and planning applicants against the Companies Registration Office, the courts, and business media. This week, three distinct threads connect the data: a Limerick investor registering a cluster of high-capital investment vehicles on the same day as the market surged; a landmark court ruling clearing the path for a major Galway apartment development; and a Cork development story that connects the week's high-value transactions to a city-wide competition for a €150 million events centre.

Galway: Court Clears the Path for 227 Apartments The week's Galway data — 35 transactions, average €332,962, and the highest non-Dublin sale at €1.88 million — sits alongside a significant legal development. On 23 January 2026, the High Court dismissed a judicial review challenge to An Coimisiún Pleanála's approval of a 227-apartment large-scale residential development (LRD) by Glenveagh Living Limited: Foran v An Coimisiún Pleanála [2026] IEHC 23. The challenge centred on cycling infrastructure design and climate action compliance — both grounds were rejected by Mr Justice Holland. A 227-unit Galway development that had been held in legal limbo is now free to proceed. At a time when Galway's transaction volume is stable but its average price is falling (down 15% week-on-week), new supply of this scale is exactly what the market needs. Watch for Glenveagh's construction timeline announcement in the coming months.

Limerick: Three Investment Vehicles, One Day, One Address The 87% surge in Limerick transaction volume this week coincides with a striking CRO filing pattern. On 21 January 2026, Eugene Hayes of 18 Ashbrook Grove, Ennis Road, Limerick registered three separate investment companies at the same address: TIEVENANASS INVESTMENTS LIMITED (NACE: buying and selling of own real estate), WADDINGTOWN INVESTMENTS LIMITED, and RATHCORAN INVESTMENTS LIMITED. Each carries €1 million in authorised share capital. All three are registered at Suite A2, No. 1 Charlotte Quay, Limerick, with Midwest Company Secretarial Services as secretary. CRO records show Hayes has a long history of company directorships across Limerick and Clare, including previous property and finance vehicles. Three €1M-capital investment companies registered on the same day, in the same week that Limerick transaction volume nearly doubled, is a pattern worth watching. Whether these vehicles are being established to acquire residential or commercial property in the Limerick market will become clear when their first filings appear.

Cork: The €150M Events Centre and the Premium Property Market Cork recorded 81 transactions this week — flat versus the prior week — with an average price of €375,568, up 3.6%. The week's standout Cork transaction was Apt 8, Harbour View, Main Street, Schull at €1.275 million — a West Cork coastal apartment that signals the depth of premium demand in the P81 eircode. Separately, the Business Post reported that three consortia are competing for the long-awaited Cork events centre — a €150 million-plus project involving Bam (Dutch construction), Tom Coughlan's Marina Market, and Cork GAA. A project of this scale, if it proceeds, would be a significant catalyst for Cork city centre commercial property values. CRO records show CBK PROPERTY LI CORK LIMITED was registered on 21 January 2026 at Harbour Point Business Park, Little Island, with directors Clive Higgins and Brian Higgins — a new Cork property vehicle entering the market in the same week as the events centre competition intensifies.

Planning Pipeline: Incremental, Not Transformative The 0 planning applications received this week produced just 56 residential units in total — an average of 0.28 units per application. The largest single application was a Donegal semi-detached block containing just 2 units. The absence of any large-scale residential development (LRD) applications in the period is consistent with a broader pattern: Ireland's planning system is processing individual rural dwellings and domestic extensions at scale, while the large-scale urban developments that would meaningfully address the housing deficit are either in the courts or not yet submitted. The High Court's dismissal of the Glenveagh challenge is a positive signal, but the planning register itself shows no equivalent pipeline of large-scale applications coming through.

The Radar: Three Signals Worth Watching

Signal 1: The A94 Eircode Premium Corridor Five transactions above €1 million in the A94 eircode (Monkstown, Blackrock, Glenageary) in a single week — Glasthule House at €4M, 74 Monkstown Road at €2.695M, 29 Eaton Square at €2.4M, 29 Castle Park at €1.4M, and 74 Avoca Park at €1.325M — represents a concentration of high-value activity driven by constrained supply in Dublin's most desirable coastal postcodes. Watch for whether this pace sustains into February, or whether it represents a clearing of pent-up demand from the year-end pause.

Signal 2: West Cork Coastal Premium Emerging Two transactions in the P81 eircode (West Cork coastal) this week — Schull Harbour View at €1.275M and Nead an Iolair, Ballydehob at €975,000 — signal a maturing premium market in West Cork increasingly comparable to Kerry and Wicklow coastal markets. Watch for whether planning applications in the Schull–Ballydehob corridor increase over the next 6–12 months.

Signal 3: Retention Applications as a Compliance Indicator Forty of the 0 applications this week were retention permissions — applications to regularise development that has already occurred without planning permission. At 20% of total applications, this is a significant proportion, concentrated in rural counties (Clare, Kildare, Leitrim). The volume suggests a cohort of rural homeowners who built or extended during the pandemic period and are now seeking to regularise their position. Watch for whether local authorities are granting or refusing these applications — a pattern of refusals would indicate tightening enforcement.

The Deep Dive: Glasthule House and the Limerick Investment Cluster

Two entities from this week's data warrant deeper investigation. The first is the week's top transaction — Glasthule House, Glenageary — which at €4 million represents the highest registered residential sale of the period and sits at the apex of Dublin's coastal premium market. The second is the Limerick investment cluster: three €1-million-capital companies registered by the same director on the same day, in the same week that Limerick's transaction volume surged 87%. Together, they illustrate the two speeds at which the Irish property market operates.

Glasthule House, Glenageary — The €4 Million Benchmark

Glasthule House, Adelaide Road, Glenageary (eircode A96K6K0) registered at €4 million on 19 January 2026 — the highest residential transaction in the period and 11.1 times the national median price of €360,000. The A96 eircode covers Glenageary, Killiney, and Dalkey — Dublin's most prestigious coastal addresses. The transaction was registered as a full market price sale with no VAT exclusion, indicating a second-hand property rather than a new build.

Metric	Value	Context
Transaction price	€4,000,000	Highest in period
vs. National median	11.1x	€360,000 national median
vs. Dublin median	8.2x	€486,000 Dublin median
Eircode	A96K6K0	Glenageary — premium coastal
Property type	Residential	Second-hand (no VAT excl.)
Transaction date	19 Jan 2026	Registered in period

Reading Between the Lines: What a €4M Glenageary Sale Tells Us A €4 million residential transaction in the A96 eircode is not unusual by historical standards — this postcode has consistently produced Ireland's highest residential prices. What is notable is the timing: a January transaction of this scale, registered within days of completion, suggests a buyer who moved decisively at the start of the year rather than waiting for spring. The absence of VAT exclusion confirms this is a second-hand property, meaning the full €4 million represents the market's assessment of an existing asset — not a developer's new-build premium. In a market where supply at this price point is structurally constrained, transactions like this set the benchmark for comparable properties in the A96 and A94 eircodes for the months ahead.

The question for Q1 2026: Will the A96 eircode sustain this price level through the spring selling season, or does the €4 million transaction represent the ceiling of a market that has run ahead of fundamentals?

The Limerick Investment Cluster — Three Companies, One Day, €3M Capital

On 21 January 2026, Eugene Hayes of 18 Ashbrook Grove, Ennis Road, Limerick registered three investment companies at Suite A2, No. 1 Charlotte Quay, Limerick: TIEVENANASS INVESTMENTS LIMITED, WADDINGTOWN INVESTMENTS LIMITED, and RATHCORAN INVESTMENTS LIMITED. Each carries €1 million in authorised share capital — €3 million in total authorised capital across the cluster. All three use Midwest Company Secretarial Services (company num 402455) as secretary.

Company	Reg. Date	Auth. Capital	NACE	Address
TIEVENANASS INVESTMENTS	21/01/2026	€1,000,000	Buying & selling real estate	Charlotte Quay, Limerick
WADDINGTOWN INVESTMENTS	21/01/2026	€1,000,000	Business support services	Charlotte Quay, Limerick
RATHCORAN INVESTMENTS	21/01/2026	€1,000,000	Management consultancy	Charlotte Quay, Limerick

Why It Matters: The Limerick Investment Vehicle Pattern Registering multiple investment companies on the same day at the same address is a well-established Irish corporate structuring technique — typically used to segregate assets, liabilities, or development projects into separate legal entities. The use of different NACE codes across the three companies suggests these vehicles may be intended for different types of investment activity. CRO records show Eugene Hayes has a long history of company directorships across Limerick and Clare, including previous property and finance vehicles. The timing — in the same week that Limerick's transaction volume surged 87% — may be coincidental, but it is consistent with a pattern of investors positioning themselves ahead of anticipated market activity. Watch for the first filings from these companies in 12–18 months.

The question for 2026: Will these three Limerick investment vehicles become active acquirers in the Limerick residential or commercial market, or are they holding structures for assets already identified?

Key People This Period

Name	Role	Notable Activity	Connections
Eugene Hayes	Director	Registered 3 investment companies (€1M capital each) on 21/01/2026 at same Limerick address	Tievenanass, Waddingtown, Rathcoran Investments
Clive Higgins	Director & Secretary	Co-founded CBK Property Li Cork on 21/01/2026	Brian Higgins (co-director), Harbour Point Business Park, Little Island
Brian Higgins	Director	Co-founded CBK Property Li Cork with Clive Higgins	Cork property sector; €100K authorised capital
Dillon Kenny	Director	Registered Kenny Development Properties (Galway, €1M capital) on 20/01/2026	Father John Kenny as secretary; Calbro Court, Tuam Road, Galway
Danny Cullen	Director & Secretary	Registered Lynn Developments KRP (Donegal, €1M capital) on 16/01/2026	Civil engineering NACE; Gleneely, Lifford, Donegal

One to Watch: Kenny Development Properties Limited

KENNY DEVELOPMENT PROPERTIES LIMITED

CRO No. 806508 | Registered 20/01/2026 | Calbro Court, Tuam Road, Galway | NACE: Renting and operating of own or leased real estate

Metric	Value
Authorised Share Capital	€1,000,000
Issued Capital	€100
Company Type	LTD — Private Company Limited by Shares
Director	Dillon Kenny (b. 09/05/1995)
Secretary	John Kenny (b. 29/04/1955)
Registration Date	20 January 2026

What they do: Kenny Development Properties is a newly registered Galway property company with €1 million in authorised capital. The company's NACE code — renting and operating of own or leased real estate — suggests a buy-to-let or commercial property portfolio strategy. The father-son structure (John Kenny as secretary, Dillon Kenny as director) is a common Irish family property vehicle pattern.

Why it matters: Galway recorded 35 transactions this week with an average price of €332,962. A new €1M-capital property vehicle entering the Galway market is a signal of investor confidence in the city's medium-term fundamentals. Galway's combination of university-driven rental demand, tech sector employment, and constrained supply makes it one of Ireland's most attractive markets for property investment outside Dublin. The Kenny family's Tuam Road address places them in the heart of Galway's commercial property corridor.

The number that matters: €1,000,000 — authorised capital that is 10,000 times the €100 issued capital. This gap between authorised and issued capital is standard for a newly formed vehicle, but it signals the directors' intention to deploy significant capital when the right opportunity arises. Watch for the company's first property acquisition filing in the CRO within the next 12–18 months.

The Broader Picture: Courts, Companies, and the Week Ahead

The Companies Registration Office

The week of 15–21 January 2026 saw 517 new companies registered with the CRO — a strong start to the year. Among the formations, at least ten carried NACE codes directly related to property: buying and selling of real estate, development of building projects, renting and operating of own or leased real estate, and construction of civil engineering projects. The most notable cluster was the three Limerick investment vehicles registered by Eugene Hayes on 21 January (see Deep Dive above). Beyond property, the week's formations included a student accommodation operator (ST ANDREWS IRELAND LANGUAGE SERVICES LIMITED, Griffith Avenue, Dublin 9), a Galway media company (BLAA MEDIA LIMITED, The Docks, Galway), and a Kilkenny events production company (MARION WALLACE EVENT PRODUCTION SERVICES LIMITED).

Company	Reg. Date	NACE / Sector	Capital	Location
TIEVENANASS INVESTMENTS	21/01/2026	Real estate buying/selling	€1,000,000	Limerick
KENNY DEVELOPMENT PROPERTIES	20/01/2026	Renting own real estate	€1,000,000	Galway
LYNN DEVELOPMENTS KRP	16/01/2026	Civil engineering construction	€1,000,000	Donegal
CBK PROPERTY LI CORK	21/01/2026	Real estate buying/selling	€100,000	Cork
KENDALL LAND LIMITED	21/01/2026	Renting own real estate	€200,000	Cork
CUILBEG PROPERTY HOLDINGS	15/01/2026	Development of building projects	€100,000	Galway

The Irish Courts

January 2026 produced 31 High Court judgments, with two of direct relevance to the property and planning sector. The most significant for the market was the dismissal of a judicial review challenge to An Coimisiún Pleanála's approval of a 227-apartment Galway development by Glenveagh Living Limited — a ruling that clears the legal path for one of Galway's largest residential projects in recent years. A second planning-related judgment addressed a ministerial direction amending the Clare County Development Plan, with all grounds of challenge dismissed.

Citation	Parties	Subject	Why It Matters
[2026] IEHC 23	Foran v An Coimisiún Pleanála; Glenveagh Living (Notice Party)	227-apartment LRD, Galway — cycling infrastructure & climate compliance challenge	Judicial review dismissed; Glenveagh's Galway development cleared to proceed
[2026] IEHC 46	Duffy v Minister for Housing; Clare County Council (Notice Party)	Ministerial planning direction amending Clare County Development Plan 2023–2029	All grounds dismissed; ministerial power to amend development plans upheld
[2026] IEHC 20	Criminal Assets Bureau v Humphreys	CAB asset proceedings	Property-related asset recovery; CAB enforcement active in January 2026

Standout: Glenveagh's Galway Clearance The dismissal of the judicial review in Foran v An Coimisiún Pleanála [2026] IEHC 23 is significant beyond the individual development. The case tested two of the most commonly used grounds for challenging large-scale residential developments: cycling infrastructure design and climate action plan consistency. Both were rejected. Mr Justice Holland's finding that the obligation to be consistent with climate plans applies only "insofar as practicable" provides a useful precedent for future LRD challenges on similar grounds. For Glenveagh Living and other large-scale developers, this ruling narrows the grounds on which comparable challenges can succeed.

Property Markets and Plans

The week's planning register was dominated by rural single-unit permissions and domestic extensions, with no large-scale residential developments received. The highest-volume planning authorities — Meath (23), Galway (21), and Kildare (20) — reflect the commuter belt's continued incremental growth. The total of 56 residential units across 0 applications underscores the structural gap between planning activity and housing need.

Application No.	Authority	Development	Units	Status
2660058	Donegal County Council	2 semi-detached dwellings, Ballybofey, Lifford	2	New Application
2624	Meath County Council	Extension of duration — private dwelling, Summerhill	2	New Application
2660045	Kildare County Council	Retention — extensions and attic conversion, Carbury	2	New Application
2660028	Tipperary County Council	New dwelling, garage, Cahir (449.6 sqm floor area)	2	New Application
2660022	Laois County Council	2 apartments over 2 storeys, Mountmellick	1	New Application

The Week Ahead

The week of 15–21 January 2026 established three themes that will define the Irish property market's trajectory through Q1. First, the luxury divergence: Dublin's A94–A96 eircode belt is operating at a price level structurally disconnected from the national market, and five transactions above €1 million in a single week suggest this is not temporary. Second, the regional rebalancing: Limerick's volume surge and Kilkenny's 160% transaction increase point to buyers actively seeking value outside the traditional Dublin–Cork axis. Third, the planning gap: 201 applications producing 56 units is a system that is processing individual decisions efficiently but failing to generate the scale of supply the market requires.

The Bottom Line Ireland's property market in January 2026 is a market of micro-climates. The A96 eircode is a different country from Limerick city; Schull's €1.275 million apartment is a different market from Mountmellick's two-storey extension. The common thread is constrained supply: whether in Glenageary, Galway, or Kilkenny, the properties that are clearing are clearing at prices that reflect a market where demand consistently outpaces available stock. Until the planning pipeline produces developments at scale — not 56 units per week, but 560 — this dynamic will persist.

What to Watch:

Glenveagh Living's construction timeline announcement for the 227-apartment Galway development, following the judicial review dismissal.
First CRO filings from the three Limerick investment vehicles registered by Eugene Hayes — the nature of their first transactions will reveal the investment thesis.
February's Property Price Register: will Dublin's volume recover from this week's 17% dip, or does the January data signal a sustained supply constraint at the premium end?